NJ REAL rules would impact building along the coastline
September 30, 2025Ocean County Commissioner Frank Sadeghi explains how NJ REAL rules could effect building at the Jersey Shore
Ocean County Commissioner Frank Sadeghi explains how NJ REAL rules could effect building at the Jersey Shore
Ocean County Vocational Technical School
By Nicholas Spiech
The Ocean County Vocational Technical School District (OCVTS) is proud to announce two major milestones that will expand opportunities for students and strengthen workforce development across Ocean County.
On September 15, Ocean County Commissioners Frank Sadeghi, Robert Arace, and Jennifer Bacchione joined OCVTS for ribbon-cutting ceremonies at two transformative projects.
The first celebration marked the Jackson Center Expansion Project—a 24,865 sq. ft. addition to our Jackson Center at 850 Toms River Road. The expansion features four brand-new state-of-the-art shops, four modern classrooms, and an upgraded security vestibule. With capacity for 192 students, the new space prepares students for high-demand careers in Electrical, Plumbing, Welding, and Medical Assisting. Students will gain hands-on training using industry-standard tools and credentials that lead directly to meaningful, good-paying jobs. This project was made possible in part through the Securing Our Children’s Future Bond Act.
The second milestone is the relocation of the Academy of Law & Public Safety (ALPS). Beginning in Fall 2025, ALPS will move from its Waretown location into the newly renovated Russell Building at Ocean County College—currently home to our Pre-Nursing program. This relocation and renovation project not only enhances the partnership between OCVTS and Ocean County College, but it also opens the door for ALPS students to graduate with both a high school diploma and college credits. At ALPS, students experience a full-time, themed high school program where they receive hands-on training in law enforcement, homeland security, and public safety, while building a strong academic foundation and future career pathway.
Importantly, the move will also allow OCVTS to launch three additional trades-related programs at the Waretown location, further expanding options for students interested in pursuing skilled career paths.
Beyond its educational impact, this expansion holds broader significance for the local community. The projects are expected to create jobs, foster partnerships with local businesses in the construction and medical fields, and generate lasting economic benefits that will ripple throughout the region.
Together, these initiatives reflect OCVTS’s mission to prepare students with the skills, training, and opportunities needed to succeed in today’s workforce—and to ensure Ocean County continues to thrive.
The Ocean County Vocational Technical School District extends its sincere gratitude to all who helped make the ribbon-cutting ceremonies a memorable moment. Special thanks to Frank Sadeghi, Deputy Director; Robert Arace, Commissioner; Jennifer Bacchione, Commissioner; Dr. Pamela Monaco, President of Ocean County College; Stephen Scaturro, President of the OCVTS Board of Education; Karen L. Homiek, Superintendent of OCVTS; John Biscardi, Principal; Tiffany Seeley, Principal; and all honored guests for their support and shared commitment to advancing education and opportunity in Ocean County.
About Ocean County Vocational Technical School
Ocean County Vocational Technical School provides an intensive and immersive educational experience aligned with the current and emerging demands of business, industry, and advanced education. We instill the knowledge, skills, and competencies required for students to experience success in entering the workforce, advancing along a career pathway, and achieving career aspirations. Please visit www.ocvts.org to learn more.
By Eric Conklin
Jersey Central Power & Light must improve its reliability in order to help ease the burden of soaring electric bills and prevent nagging outages, Ocean County officials said.
The company, one of New Jersey’s four public electricity providers, is facing new pressure from county leaders to implement projects and maintenance amid concerns of growing energy costs.
“JCP&L needs to concentrate less on profits and more on serving its customers,” Ocean County Commissioner Deputy Director Frank Sadeghi said in a statement.
“That means upgrading the infrastructure, trimming trees to prevent falling limbs from taking down power lines, and moving more lines underground where they will be protected from storms and high winds,” he added.
JCP&L did not immediately return a request to comment.
JCP&L, a subsidiary of First Energy Corp., splits the supply of power to Ocean County with Atlantic City Electric, according to the coverage map.
The added pressure on utility companies comes amid an ongoing debate about costly electric bills in New Jersey. Energy policies to alleviate the problem have been in the spotlight in the run up to November’s gubernatorial election.
In June, when increases began for all of New Jersey’s 3.9 million public ratepayers, JCP&L customers saw their average monthly bills increase by $23, or about 20%, Ocean County officials said. Average bills increased from $112 a month to more than $134 a month.
Sadeghi said those increases could be consequential for his constituents, influencing them to cover utility costs over other necessities.
“Too many of our residents are already struggling to make ends meet,” Sadeghi said in a statement. “When utility bills go up by this much, families may have to decide between keeping the lights on, buying food, or paying for medicine. That is simply unacceptable.”
The Ocean County Commissioners Board on Thursday also urged JCP&L to finish upgrades to its grid, claiming there have been lengthy delays. The commissioners argued delays leave customers vulnerable if a major storm ravages sensitive areas, including Jersey Shore towns.
“We all remember Superstorm Sandy,” Sadeghi said. “Ocean County experienced widespread outages then, and the same thing will happen again if a hurricane strikes and JCP&L is not better prepared. We cannot allow history to repeat itself.”
Hundreds of millions of dollars in state relief for energy costs are expected to hit New Jerseyans’ electric bills within weeks after the state’s Board of Public Utilities approved a massive effort to defray energy bills. Through separate payments, all of New Jersey’s public electricity customers should receive a $100 subsidy ordered by Gov. Phil Murphy’s administration. Some customers will see up to $275 in relief.
TOMS RIVER — The Ocean County Board of Commissioners has launched a new website to inform residents about the state Department of Environmental Protection’s proposed Resilient Environments and Landscapes (NJ REAL) regulations, which officials warn could have sweeping economic and social impacts.
“These proposed rules will significantly impact homeowners, businesses, and municipalities throughout Ocean County, many of which are still recovering from the long-term effects of Superstorm Sandy,” said Deputy Director Frank Sadeghi. “We are concerned that NJ REAL will have a significant economic impact on the economy of Ocean County and impede the growth in economic activity that the County is experiencing and will experience over the next twenty-five years.”
Commissioners said the new rules would expand flood zone designations, tighten permitting thresholds, and impose new construction and elevation requirements that could cost working families, retirees, and small businesses tens of thousands of dollars. Officials also warned that entire neighborhoods could face declines in property values, higher insurance premiums, and reduced insurability.
“NJ REAL presents a complete overreach in scope, a lack of equity in implementation, and an absence of appropriate federal consultation or consideration for our coastal communities,” said Commissioner Robert S. Arace. He and others criticized the rulemaking process for lacking transparency, stakeholder engagement, and cost-benefit analysis.
Commissioner Virginia E. Haines noted that the regulations would affect inland towns as well as coastal areas. “As a County whose population inflates to over one million people during the summer months, we need to be conscious of not just our year-round residents but our seasonal visitors as well,” she said. Commissioner Jennifier Bacchione added that the rules could damage the county’s tourism-driven economy and drive up costs for renters, homeowners, and small businesses alike.
Residents can review details of the proposed regulations and use an interactive mapping tool to see how their properties may be affected at co.ocean.nj.us/frmStopNJREAL.aspx.
New Jersey Business & Industry Association
The Ocean County Board of Commissioners has launched an information website for Ocean County residents regarding the proposed state Department of Environmental Protection’s Resilient Environments and Landscapes (NJ REAL) regulations.
The website also includes an opportunity to submit a formal comment to the DEP opposing the rule.
“These proposed rules will significantly impact homeowners, businesses, and municipalities throughout Ocean County, many of which are still recovering from the long-term effects of Superstorm Sandy,” said Deputy Director of the Ocean County Board of Commissioners Frank Sadeghi.
“We are concerned that NJ REAL will have a significant economic impact on the economy of Ocean County and impede the growth in economic activity that the county is experiencing and will experience over the next 25 years.”
The rule’s increased construction and elevation mandates expanded flood zone designations, and stricter permitting thresholds will place unbearable financial burdens on working families, retirees, and small businesses. Homeowners may be forced to spend tens of thousands of dollars to remain compliant, and entire neighborhoods could see reductions in property value and insurability.
The county’s website includes information on the State’s proposal, on how it will impact our residents, and includes an interactive mapping tool to locate specific addresses that will be affected by the change.
“NJ REAL presents a complete overreach in scope, a lack of equity in implementation, and an absence of appropriate federal consultation or consideration for our coastal communities,” Ocean County Commissioner Robert S. Arace said.
The rulemaking process to date has lacked sufficient transparency, stakeholder engagement, and cost-benefit analysis. Municipal and county leaders, as well as regional planning authorities, have not been adequately consulted or supported in preparing for the far-reaching consequences of these changes.
NJ REAL isn’t limited to the Shore; it will affect communities statewide. Inland towns, riverfront areas, and suburban neighborhoods are being added to new “flood risk” zones, driving up insurance premiums and lowering property values. Schools, hospitals, roads, and emergency services will face stricter building standards, raising costs that taxpayers ultimately cover.
“As a County whose population inflates to over one million people during the summer months, we need to be conscious of not just our year-round residents but our seasonal visitors as well,” said Ocean County Commissioner Virginia E. Haines. “NJ REAL will have an effect on a significant portion of New Jersey’s population, and we need better explanation as to how this will impact all of our towns.”
The impact won’t stop with homeowners. Renters could see higher housing costs, and businesses facing new expenses are likely to pass them on to consumers. In short, NJ REAL means higher costs for everyone in New Jersey.
“Ocean County’s local economies lean heavily on our tourism industry,” said Ocean County Commissioner Jennifier Bacchione. “The damage these rules could do to our small businesses and residents will have a lasting impact. We need climate resilience solutions that are smart, equitable, and achievable, not ones that force people out of their homes or erode the economic foundation of our towns.”
Residents can visit https://co.ocean.nj.us/frmStopNJREAL.aspx to learn more about NJ REAL and use an interactive map to see how their home or business could be affected by the changes.
Proposal to update flood risk zones and enact more stringent building standards
By Brenda Flanagan
As New Jersey shore towns brace for another hurricane season, they are feeling some cross-currents in the political winds over proposed state rules designed to protect against rising seas and flooding.
A group of Shore mayors are trying to pause the expected final adoption of the so-called REAL rules proposed by the state Department of Environmental Protection that they said are overly restrictive and will harm their homeowners and businesses.
The new rules would update flood risk zones and require more stringent building standards to protect homes in flood-prone areas. The plans are based on the prediction that sea levels here will rise up to five feet by the end of the century.
“We are all acutely aware of coastal flooding, sea level rise, and all that. We live with it every day,” said Beach Haven Mayor Colleen Lambert.
But the mayor said she wants significant changes to the new rules. “We do not want to see this go through as it is, because we feel this is something that’s getting rushed through and, forgive the expression, but kind of rammed down our throats,” she said. “It does need to have a much closer look taken.”
Dunellen Mayor Jason Cilento — president of the New Jersey Conference of Mayors — last week sent a letter to Gov. Phil Murphy and legislative leaders, co-signed by more than 130 conference members. It expressed their alarm about the DEP’s proposed plan, called the REAL rules for “Resilient Environments and Landscapes.”
“So we’re hoping we can get into the room with the [state] commissioner and maybe even legislative leadership to discuss this,” Cilento said.
Advocates for the new rules said they are critical to address the increasing flood risks.
“The facts are not, should not be negotiable,” said Tim Dillingham of the American Littoral Society. “If you’re going to take the steps to protect ourselves and protect our communities, this is the benchmark that science tells us that we should go for.”
Many mayors said they chafe at REAL’s constraints on development and dispute the data behind the rules. They predict increased costs for building and private insurance. But REAL’s supporters argued that’s the price of safety.
“There was some discussion that these rules create no-build zones, which is not true,” said Peter Kasabach, executive director of New Jersey Future. “What the rules do is they explain if you’re going to be in a high hazard area, [and] how you have to build to make sure that you’re going to be safe.”
The DEP did hold public hearings where many of the concerns were raised, so Cilento’s letter is a bit of a last-ditch effort. The mayors also copied New Jersey’s two major party candidates for governor, Republican Jack Ciattarelli and Democrat Mikie Sherrill.
“The reason the other two candidates were copied is because ultimately … one of them will be governor,” Cilento said. “But we’re looking to work with the current administration because they’re still here.”
Added Ocean County Commissioner Frank Sadeghi: “We’re beyond the primary and now the candidates have been chosen, and this is a conversation that absolutely needs to be had with both sides.”
Sadeghi said he would host public hearings with both Sherrill and Ciattarelli, who take very different views on the issue.
Sherrill’s campaign said in a statement that the congresswoman would “strike a smart and responsible balance between instituting long-term resiliency measures in coastal areas and ensuring that we do not hamper economic development, especially the construction of new housing.”
Ciattarelli called REAL “big government overreach that unfairly targets Jersey Shore home and business owners … Most troubling of all, the proposal calls for a ‘managed retreat’ from coastal communities. It’s DOA when I’m governor.”
Micah Rasmussen, director of the Rebovich Institute for New Jersey Politics, called the mayor’s outreach “smart politics” with intense battles for both the governor’s office and the Assembly on November’s ballot.
“The best way to stop something in Trenton is any way that you can,” he said.
“Going to the candidates, making this political, making this an election year issue so that we deal with it after the election is done, is viewed as the most expedient way to get this off the front burner, to prevent this from going into action,” Rasmussen said.
A DEP spokesman told NJ Spotlight News that the REAL rules will be adopted this year, but could not give a specific date. A planned interview with DEP commissioner Shawn LaTourette was canceled, in lieu of a statement from Murphy’s office that read his administration “is planning the adoption of supportive regulatory changes that will help protect New Jersey’s properties, businesses, and residents from increasing coastal hazards.”
TOMS RIVER, NJ — The Ocean County Board of Commissioners introduced its $608,759,015 budget for 2025 this week, promising no increase to the county property tax rate while funding a wide array of capital improvements and services to address population growth.
Key Points
Deputy Director Frank Sadeghi highlighted the county’s rapid expansion, noting that the population currently exceeds 650,000 and is projected to reach one million. “Now is the time to address this,” he said. “Growth is not a bad thing. It brings economic benefits and greater opportunities.”
The proposed budget represents a $43.7 million increase over last year’s, with $497.9 million to be raised through taxation and $38.5 million from surplus funds. The tax rate will remain at 28.2 cents per $100 of equalized property value, supported by a ratable base of $176.5 billion, according to Director John P. Kelly.
A public hearing is scheduled for April 16 at the Ocean County Administration Building. The budget document is available online.
Key capital allocations include $93.6 million in capital improvements, with $25.2 million designated for the expansion of the Marine Academy of Technology and Environmental Science (MATES) in Stafford Township, and over $13 million for renovations at two other vocational-technical centers. Ocean County College will receive more than $6 million for instructional facility upgrades in healthcare-related programs.
Infrastructure spending features $11 million for improvements to Cross Street in Lakewood and $12 million toward the Route 539 overpass in Plumsted Township. Additional funding includes $1.2 million for hangars at Ocean County Airport.
The budget also maintains support for essential services: $93.6 million for law and public safety, $27.7 million for road upgrades, $19.1 million for social services, $9.6 million for parks and recreation, and over $9.5 million for senior, veteran, and human services programs.
Officials emphasized the county’s continued AAA bond rating and adherence to the state’s 2% budget cap. “Every budget continues our conservative and disciplined approach to keeping Ocean County affordable while we also invest in our future,” Kelly said.
The Lakewood Scoop
The Ocean County Board of Commissioners introduced the 2025 Ocean County budget March 19 noting the measure addresses the growth in the County while keeping the County property tax rate stable.
Deputy Director of the Ocean County Board of Commissioners Frank Sadeghi said Ocean County has seen dramatic increases in its population often leading the state in growth.
“As of right now, our population stands at just over 650,000 residents,” Sadeghi said. “Based on projections, you can see that number is expected to increase substantially. I believe our population will hit about a million residents in the not too distant future.
“Now is the time to address this,” he said. “Growth is not a bad thing. It brings economic benefits and greater opportunities to the area. We need to address this by increasing services and expanding facilities where we can.”
The introduced 2025 Ocean County budget totals $608,759,015, which is an increase over the 2024 budget of $43,714,505. The amount to be raised by taxation is $497,909,182, an increase of $42 million. The amount of surplus used in this budget is $38,500,000.
“I believe this budget addresses our current needs and moves us soundly and decisively into the future,” Sadeghi said.
Director of the Ocean County Board of Commissioners John P. Kelly said the 2025 ratable base is $176.5 billion.
“The ratable base helps us to maintain a stable Ocean County property tax rate at 28.2 cents per $100 of equalized property value,” he said.
A public hearing on the budget is scheduled for the Board’s 4 p.m., April 16 meeting at the Ocean County Administration Building, here. The budget document is available online at www.co.ocean.nj.us
Sadeghi, during the Board of Commissioners meeting, highlighted several of the capital projects that are part of the 2025 budget. Funding for capital improvements in the budget total is $93,567,306, an increase of $22,319,617.
“These projects address the needs of our educational facilities including the Ocean County Vocational Technical Schools and Ocean County College,” he said. “It also provides funding for infrastructure improvements for our roads and bridges and also to help with economic development.”
Sadeghi said $25.2 million is being appropriated for the expansion of the MATES academy in Stafford Township which is one of the academies run by the county’s vo-tech school system.
“The Marine Academy of Technology and Environmental Science is a state of the art instructional facility that provides our high schoolers with exceptional opportunities,” Sadeghi said. “These students are our future doctors, astronauts, and engineers. We are providing them with the tools they need to succeed.”
The budget also includes more than $13 million for renovations to two other vo-tech centers.
“Again, all of this provides opportunity to enter into well-paying careers after high school and we hope these students will stay right here in Ocean County,” he said.
More than $6 million will be used at Ocean County College to renovate instructional facilities for dental hygienist programs and radiography and veterinary labs.
Commissioner Jennifier Bacchione, liaison to Ocean County College, emphasized the importance of investing in the future of Ocean County.
“We have to keep up with the needs of a growing county and also stay within our means,” she said.
The commissioners are appropriating about $1.2 million for hangars at the Ocean County Airport in Berkeley Township.
“This airport is a great hub for commerce,” Sadeghi said.
Two large infrastructure projects in the 2025 budget are improvements to Cross Street in Lakewood a major thoroughfare in that area for $11 million and $12 million will help fund the Route 539 overpass in Plumsted Township which will bring needed safety improvements to everyone using the Joint Base.
“All of these projects, and these are just examples, represent a true investment in the future of Ocean County,” Sadeghi said.
The budget includes funding for all essential county services including: Programs for seniors – home delivered meals and outreach – veterans and human services – $9.5 million and an additional $6 million in grants; road improvements that provide safety upgrades for drivers and pedestrians, $27.7 million; social services programs, $19.1 million; parks and recreation, $9.6 million; transportation programs including Ocean Ride, $4.1 million, and an additional $3.1 million in grants and law and public safety, $93.6 million.
“All the beautiful downtowns, beaches, farms, and all the amenities Ocean County has lose value if our residents and visitors are not safe so it’s imperative we fund our law enforcement and public safety agencies because their efforts keep us safe,” he said.
Kelly said the budget allows the County to maintain its AAA bond rating which enhances the County’s long term economic goals.
“The bond rating is key to securing low interest rates when we have to bond for capital projects,” Kelly said. “It’s a cost saving for the County.”
He added every annual County budget meets the state mandated 2 percent cap.
“Every budget continues our conservative and disciplined approach to keeping Ocean County affordable while we also invest in our future,” Kelly said.
Ocean County Commissioner Virginia E. Haines joined the other Board members in extending her appreciation to Ocean County Chief Financial Officer Julie Tarrant and the County staff for their efforts in preparing the budget.
“This budget enables us to continue to provide the many important services we offer to our citizens and stays within the two percent cap,” she said.
By Erik Larsen
TOMS RIVER — County taxes will remain the same, but spending will go up slightly under a new $609 million budget to fund Ocean County government operations and various capital projects in 2025, according to a preliminary review on Wednesday.
The current property tax rate of 28.2 cents per $100 of equalized assessed value will remain stable over the next year, with $497.9 million of the budget to be raised by taxation in 2025 — an increase of $42 million, the cost of which is offset by a growing base of taxable real estate in the county valued at $176.5 billion, according to the review presented to the Ocean County Board of Commissioners Wednesday. Even though the county sets a single tax rate, the amount each town pays varies. This is because a state formula distributes the county tax burden based on the total value of all taxable properties in each town.
During an agenda session or “pre-board meeting” of the board, Commissioner Frank Sadeghi, co-liaison to the Finance Department, reiterated his belief that Ocean County’s population will reach one million full-time residents by the mid-21st century. The population was 637,229 in the 2020 Census and was estimated to have increased to 659,197 as of 2023.
“There are roughly 9,000 kids that are born in Lakewood alone, in just one municipality, every year,” Sadeghi said.
The population growth in Lakewood was attributed to the need for the reconstruction and widening of Cross Street, which is expected to cost the county government $11 million in 2025.
Highlights of the proposed 2025 budget also includes:
A formal introduction of the budget is scheduled for 4 p.m. Wednesday at the Ocean County Administration Building at 101 Hooper Ave. in downtown Toms River.
A public hearing and adoption of the budget would take place a month later on April 16 at the same time and place.
By Erik Larsen
TOMS RIVER — Ocean County is defying Gov. Phil Murphy and will cooperate with federal immigration authorities, while at the same time demanding the state pay millions more to cover the cost of increased enrollment of undocumented students in local school districts.
The all-Republican county Board of Commissioners — which has sparred with the state’s Democratic governor on immigration enforcement in the past — adopted a resolution Wednesday that calls on the Murphy administration and state Legislature to revise its school funding formula to “provide full funding for the cost to educate multilingual learner students attending our schools.”
Commissioner Jennifier Bacchione, a former president of the Berkeley Board of Education, said that Murphy had made New Jersey “a sanctuary state” and that his administration had a fiduciary responsibility to compensate those communities negatively impacted by such policies.
“One district within our 33 municipalities has the issue of educating the multilingual learners, who are mostly coming from the undocumented,” Bacchione said.
After the meeting, Bacchione said the district in question is the Toms River Regional School District, which was operating with a $12.4 million budget deficit as of last month.
Mike Kenny, a spokesman for Toms River Regional Schools, said there are 945 multilingual learners in the district. That’s out of about 14,500 students in the district.
The district did not provide what percentage of the 945 students were undocumented.
Bacchione said the multilingual learners require special assistance to educate at a total cost of more than $23.5 million as of Oct. 9. The cost per pupil to educate a multilingual learner in the Toms River district was $25,000, Bacchione and Kenny said.
The commissioner emphasized that the resolution was not intended to stigmatize or remove those children from the student rolls, only to recognize the financial hardship that the Murphy administration has imposed on the taxpayers of Ocean County.
“Not that we do not want to teach, we want to teach and educate our children,” she said. “However, the state should provide the funding.”
In order to educate those students, the district needed 21 teachers, one English as a Second Language coordinator and one English as a Second Language coach, with the cost of each specialized faculty member about $75,000, she said.
“This is putting more of a burden to the taxpayers,” Bacchione said. “On that resolution, we are asking Gov. Murphy to fund what he has provided for in the sanctuary state.”
In a statement to the Asbury Park Press on Thursday, Kenny said the multilingual learners require “many additional supports.”
“Given the additional costs districts incur, the state should consider a separate category of school aid for MLs, like they have for special needs children,” Kenny said.
A spokesperson for the governor did not immediately comment.
After the meeting, county commission Director Jack Kelly, an ardent supporter of President Donald Trump, said that U.S. Immigration and Customs Enforcement personnel were welcome to visit the Ocean County Jail to cross-reference inmate information with their own databases.
“I want to cooperate with ICE,” Kelly said. “It’s always been my directive and it still is.”
When asked if the county government was in compliance with the Murphy administration’s “Immigrant Trust Directive,” which since 2018 has limited the types of assistance New Jersey law enforcement officers may provide to federal immigration authorities, Kelly was defiant.
“Who knows?” he replied. “But we’re doing it anyway.”
After the directive went into force, the Board of Commissioners in 2019 unsuccessfully sued the administration over the rights of county law enforcement agencies to cooperate with the federal government on immigration enforcement in Ocean County.
